Riverbay

58 filed transactions · District 12 · RCR

Median, per square foot

1,548 psf

Observed range

$1,280 — $1,705 psf
S$999k median price

999 yrs lease commencing from 1882 · 58 filed transactions

▼ 3.2% vs 12 months ago

S$999k

Median price

Filed transactions

27%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $999,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

Jul '23 · S$1,400kJul '26 · S$1,050k

The transactions behind those figures20 of 58

Nothing modelled — these are the filed sales.

61 sqm · floor 21-25Apartment · Resale · 2026-07

S$1,050,000$1599 psf

88 sqm · floor 06-10Apartment · Resale · 2026-06

S$1,530,000$1615 psf

48 sqm · floor 16-20Apartment · Resale · 2026-06

S$780,000$1510 psf

36 sqm · floor 21-25Apartment · Resale · 2026-05

S$660,000$1703 psf

36 sqm · floor 16-20Apartment · Resale · 2026-04

S$640,000$1652 psf

88 sqm · floor 11-15Apartment · Resale · 2026-04

S$1,520,000$1605 psf

60 sqm · floor 21-25Apartment · Resale · 2026-03

S$1,010,000$1564 psf

36 sqm · floor 16-20Apartment · Resale · 2026-03

S$650,000$1677 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 12, typical project+7.8%

Middle of 10 projects in District 12 that clear the bar — half fall between +2.7% and +12.3%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 12, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,416	339
06-10	S$1,566	463
11-15	S$1,614	355
16-20	S$1,691	249
21-25	S$1,885	121
26-30	S$1,951	45

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Potong Pasir

766m

Primary schools within 1km

nearest 476m

Primary schools · straight-line distance

St Andrew'S School (Junior)476m
Bendemeer Primary School757m
Hong Wen School882m

3 more between 1km and 2km

Pei Chun Public School1.3km
First Toa Payoh Primary School1.6km
Cedar Primary School1.7km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Potong Pasir766m
Boon Keng884m
Geylang Bahru1.2km

Also nearby

Hawker centreBendemeer Road Blk 29 (Bendemeer Market and Food Centre)977m
ParkMar Thoma Road Park90m
Other schoolsBendemeer Secondary School414m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from RiverbayStraight-line, not walking — what sits between two points is in no dataset here.

18projects within 300m

$1,312–$1,562the middle half, per sq ft

$1,440median of those sales

From 208 filed sales — the 20 most recent at each project, which is all this index keeps. 4 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Beacon Heights	185m	2026-08	06-10	83 sqm	$1,545
City Regency	230m	2026-08	11-15	45 sqm	$1,621
Vetro	52m	2026-07	16-20	77 sqm	$935
The Callista	61m	2026-07	01-05	55 sqm	$1,361
Beacon Heights	185m	2026-07	01-05	62 sqm	$1,409
Riverside Melodies	228m	2026-07	06-10	100 sqm	$1,672
The Mornington	257m	2026-07	01-05	113 sqm	$1,406
M66	260m	2026-07	01-05	60 sqm	$1,572
Airstream	182m	2026-06	01-05	31 sqm	$1,813
The Elysia	167m	2026-05	01-05	131 sqm	$1,234
Beacon Heights	185m	2026-05	06-10	83 sqm	$1,545
St Michael'S Condominium	206m	2026-05	01-05	89 sqm	$1,512
Vetro	52m	2026-04	16-20	44 sqm	$1,615
Riviera 38	102m	2026-04	16-20	82 sqm	$1,563
Beacon Heights	185m	2026-04	26-30	103 sqm	$1,704
Riviera 38	102m	2026-03	16-20	42 sqm	$1,628
Airstream	182m	2026-03	01-05	46 sqm	$1,464

The 17 most recent are listed, out of 208 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-11-12	287m	291° WNW	31 storeys	Kallang whampoa contract 72 and common green - public housing development comprising 1 block of 32/31-storey, 2 blocks…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$999,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$999,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$24,578

Cash in handS$592,006

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.